Renters Rights Bill: what it means for social housing

The Bill has been going through the ‘ping pong’ phase in Parliament meaning final amends are being considered as the Bill passes between the House of Commons and the House of Lords. Most recently the bill returned to the House of Lords on the 14 October 2025 to consider the latest amendments passed by the Commons, including; eviction grounds, discrimination against tenants and the proposed allowance for pet damage deposits.   It is expected back in the commons on the 22 October for final approval before gaining Royal Assent.  It is expected to come in to force imminently but no date has been given at the time of writing.

Pet Deposits

The Bill originally aimed to introduce a right for landlords to insist tenants obtain insurance against damage caused by pets at the property. This reform was rejected due to issues with suitability of insurance products available in the market. Most recently on the 14 October 2025 it was suggested that landlords be allowed to request an additional 1-3 weeks rent in addition to the usual 5 weeks. The government has rejected this further propose on the basis that the Tenant Fees Act 2019 affords landlords the option to claim compensation from a tenant where their pet has caused damage.

This rejection maintains the positions that landlords may only request one month’s rent in advance. Social Housing providers should review their enrolment procedures to ensure compliance.

Abolition of Section 21 Notices

The abolition of Section 21 “no fault” evictions has been one of the most prominent reforms under the Bill and following the latest amendments remains a key change set to be introduce by the Bill. The Government has however confirmed their intention to introduce a revised section 8 regime to compensate for the removal of section 21 notices.

Once the bill gains royal assent, serving section 8 notices will be the primary way landlords can evict tenants. Social Housing providers should ensure they are familiar with the mandatory and discretionary possession grounds they can use to evict tenants from their properties to avoid further delays to the eviction process.

Discrimination against tenants who receive benefits

Whilst most social landlords already provide housing to a diverse range of tenants, the Bill will outlaw bans on tenants with children or those on benefits to ensure fair access to housing.

Local Authority enforcement

Many of the new rules contained in the Bill will rely on enforcement by Local Authorities. As such the Bill also proposes new duties and powers for Local Authorities. Local Authorities conducting investigations into potential breaches of the legislation will be granted the power to enter specific premises without the need for a warrant and to compel the production of and/or seize relevant documents.

Post implementation review

Debate remains around the Secretary of State being given the power to review the effects of the legislation within a 2 year period of the Bill gaining royal assent. Such an amendment would provide social housing providers with the opportunity to share their experiences on the additional burdens the Bill will place on them. The Government is yet to confirm if this right will be included within the act.

What happens next?

The Government has yet to confirm an implementation date for provisions to be introduced at royal assent however with fewer reforms remaining in dispute, we can expect to receive further details from the government in the coming weeks as to the commencement date for the bill. Whilst Housing Minister Matthew Pennycook has assured that landlords and tenants will be given sufficient notice to prepare for the new act, and the Government has advised there will be a staggered implementation for the social housing sector, providers should begin to prepare for these changes now to ensure full compliance when the time comes.

This article is not an exhaustive list of the changes we can expect to see and there are many other changes expected under the Renters Rights Bill. If you would like to discuss these changes further, please contact us here.